18 Abbey Court, Priory Place, Coventry, CV1 5SA

UPRN:10003612792Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: D (63)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

18 Abbey Court, Priory Place, Coventry, CV1 5SA

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£155,000

£147k - £163kHigh

Estimate

£155k

Range

£147k – £163k

Rent Estimate (pcm)

£800

£750 - £850

Monthly

£800

Yield

6.40%

Verdict

Derived from HomePortfolio scores

18 Abbey Court earns an INVESTIGATE rating with HP Score 57/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (95/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

58/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 92Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 10 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +3.2% (HIGH), sold-comps -13.6%, £/sqft -13.8%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10003612792· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.1%· as of 1 Nov 2026
Rental economics26.6/40
gross yield 8.3% on contractual rent (listing-disclosed tenancy); contractual 1150/mo far above the 800/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 1150/mo (tenanted)· as of 10 Nov 2026· verify before relying on this
Stress margin0.2/30
stressed cash flow +2/mo, +0% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 49 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 10 Nov 2026
Risk & liquidity14.6/15
161 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivityScores 70+ up to £112,500

£112,500£172,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£150,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£850

Interest rate5.4%

Loan to value75%

Cash required: £46,800
Net cash flow: £48/mo
Cash on cash: 1.2%
Score at this price: 41

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.58 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10003612792Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.1%Valuation edge · as of 1 Nov 2026
listing_factscontractual rent 1150/mo (tenanted)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
contractual rent 1150/mo (tenanted)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Set your walk-away price before viewing - above £112,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£155,000

Rent Estimate (pcm)£800

Gross Yield6.40%

1y Growth-

3y Growth-0.8%

5y Growth+1.9%

10y Growth+2.0%

Last Sold Price£135,000 (2015-05-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0CV1 5SA

Approval Rate

-12mo

Development

low

PL/2026/0001183/DCA
Submission of details to discharge conditions 11 - drainage/ SuDS, 13 - CMP, 15 - CEMP, 22 - LLBS and 26 - site-wide phasing programme: imposed on planning permission PL/2025/0002447/RVC granted on 24/02/2026 for Hybrid planning application for up to 690 new homes comprising: (i) Full planning application for up to 212 dwellings (Class C3) served via access from Abbotts Lane and Upper Hill Street; strategic landscaping and earthworks; temporary car parking; surface water drainage and all other ancillary and enabling works, and: (ii) Outline planning application for new residential development (Class C3); ancillary Class E development of up to 950 sqm of floorspace; strategic landscaping and earthworks; surface water drainage; and all other ancillary infrastructure and enabling site works with means of access to be taken from the connections from Abbotts Lane and Upper Hill Street (part of the full application) for consideration; all other matters (layout, appearance, scale, and landscaping) reserved for subsequent approval. (Variation of condition No. 5 (approved drawings) to allow revisions to scheme to address current fire safety regulations and scheme viability; imposed on planning permission reference PL/2024/0001921/RVC granted on 01/08/2025)
Pending
PL/2026/0001169/ADV
Advertisement consent for 2no. illuminated fascia box signs
Pending
PL/2026/0001167/DCA
Submission of details to discharge condition 4-materials: imposed on planning permission FUL/2022/2278 for extension to rear of No. 23 Burges accessed from Palmer Lane, to provide new ground floor unit (Use Class E) and include part demolition of existing brick wall to rear of No. 23 granted 02.09.2022
Pending

View Planning Timeline